| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 56th | Fair |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 850 Warwick Ave, Thousand Oaks, CA, 91360, US |
| Region / Metro | Thousand Oaks |
| Year of Construction | 1973 |
| Units | 50 |
| Transaction Date | 2021-01-22 |
| Transaction Price | $16,100,000 |
| Buyer | EIGHT 50 APARTMENTS LLC |
| Seller | 850 WARWICK AVENUE APARTMENTS LLC |
850 Warwick Ave, Thousand Oaks CA Multifamily Investment
Neighborhood data points to durable renter demand and steady occupancy, according to WDSuite’s CRE market data, with local ownership costs supporting consistent interest in professionally managed rentals.
Thousand Oaks’ inner-suburban setting supports livability that appeals to working households and long-term renters. The neighborhood posts an A- rating and ranks 39 out of 172 metro neighborhoods, placing it above the metro median. Cafés and restaurants are a standout strength—restaurant and park access both trend in the 98th percentile nationally, and café density ranks first out of 172 locally—helping sustain neighborhood vibrancy that can aid leasing.
Renter concentration at the neighborhood level is high relative to the nation (92nd percentile), indicating depth in the tenant base for multifamily assets. Neighborhood occupancy is solid and above national norms (76th percentile), which supports income stability and reduces lease-up risk for comparable properties.
Home values are elevated (94th percentile nationally) and the value-to-income ratio sits near the top of U.S. neighborhoods (98th percentile). In practical terms, the area functions as a high-cost ownership market, which tends to reinforce reliance on rental housing and can support pricing power when balanced with rent-to-income considerations.
Within a 3-mile radius, demographics show a relatively steady population base over the past five years with projections for modest population growth and a notable increase in households by 2028. This points to a gradually expanding renter pool that can support occupancy stability for well-managed assets, based on commercial real estate analysis from WDSuite.
The property’s 1973 vintage is older than the neighborhood’s average construction year (1980). For investors, that can translate into value‑add or modernization opportunities alongside prudent capital planning to improve competitiveness versus newer stock.
Neighborhood safety indicators are mixed when benchmarked nationally. Overall crime levels track roughly around the national midpoint (46th percentile for composite crime), while violent incidents sit near the national median (48th percentile). Importantly, violent offense rates show strong improvement momentum over the last year (improvement in the 87th percentile nationwide), which is a constructive trend to monitor.
Within the Oxnard–Thousand Oaks–Ventura metro, the neighborhood’s crime rank is near the middle of 172 neighborhoods, indicating performance close to the metro average rather than a clear outlier. Property crime remains an area to underwrite carefully given weaker national positioning (8th percentile for property offense safety), though recent trends indicate modest year‑over‑year improvement. Investors should focus on asset-level security practices and tenant experience as part of risk management.
Proximity to life sciences and corporate services employers underpins workforce housing demand and commute convenience for renters. Notable nearby employers include Amgen, Thermo Fisher Scientific, Farmers Insurance Exchange, AmerisourceBergen, and Boston Scientific Neuromodulation.
- Amgen — biotechnology (2.6 miles) — HQ
- Thermo Fisher Scientific — life sciences (14.5 miles)
- Farmers Insurance Exchange — insurance (15.6 miles) — HQ
- AmerisourceBergen — pharmaceuticals distribution (24.5 miles)
- Boston Scientific Neuromodulation — medical devices (24.9 miles)
This 50‑unit, 1973 asset in Thousand Oaks benefits from a high-cost ownership landscape that supports sustained renter demand and above‑average neighborhood occupancy. According to CRE market data from WDSuite, tenant concentration skews renter‑occupied versus national benchmarks, while strong amenity access and employment proximity support leasing durability. The 1973 vintage suggests scope for value‑add upgrades and targeted systems modernization to enhance competitive positioning.
Within a 3‑mile radius, forecasts point to an increase in households by 2028, implying a larger tenant base that can support occupancy stability and measured rent growth for well‑run assets. Underwriting should incorporate local rent‑to‑income pressure and property‑crime monitoring, balanced against the area’s strong fundamentals and improving safety trend in violent incidents.
- High-cost ownership market reinforces reliance on rentals and supports pricing power when managed to local incomes.
- Above‑national occupancy and strong renter concentration indicate depth of tenant demand.
- Amenity‑rich location with proximity to major life sciences and corporate employers supports retention.
- 1973 vintage offers value‑add and systems modernization potential to improve competitiveness.
- Risks: elevated rent‑to‑income pressure and property‑crime context require disciplined leasing and security practices.